Ruth Cadbury
Main Page: Ruth Cadbury (Labour - Brentford and Isleworth)(8 years, 11 months ago)
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Chris Philp
Is it partly in Hammersmith? [Interruption.] The fact that it goes over three London boroughs shows that we need MDCs to step in and make things happen when large numbers of public bodies are involved. In my own borough, the Croydon growth zone is important; it will, I hope, bring forward 4,000 houses. The Brent Cross regeneration project is another important scheme. Those specific projects, in which the Government, the Mayor of London and the boroughs focus together on bringing forward large numbers of houses in a particular area, are very effective. I strongly encourage the Mayor and the Minister to do even more in that way.
I also commend the Greater London Authority for its programme of disposing of its public land for housing. Over the last couple of years, the GLA has disposed of 98% of the land that it owns—that excludes Transport for London, by the way—for public housing. That includes the site of the old Cane Hill hospital in my constituency—which is directly overlooked by my house—where Barratt Homes is currently building 650 houses. That is an example that other public bodies should follow.
In that vein, I welcome the London Land Commission, which met for the first time on 15 July. Its duty is to catalogue surplus public sector land that can be brought forward for housing. TfL has 6,000 acres that could be used across 600 sites; the NHS has 1,000 acres, 15% of which is potentially surplus to requirements. There is a huge amount that can be done by bringing forward public sector land for house building.
I also strongly support the idea of using local development orders to effectively grant outline planning consent on suitable brownfield land, even if the landowner has not applied for consent. The target is to get LDOs for 90% of brownfield sites by 2020. That is a really important initiative. One housing association estimates that there are 8,000 acres of developable brownfield land in our city. It is a matter of absolute urgency that we develop that land as quickly as possible, partly to create new housing and partly to take pressure off the green belt, which it is essential to protect.
I am conscious that other Members wish to speak. In closing, I will briefly put eight specific proposals to the Minister. The first is to consider extending the office-to-residential conversion scheme that has been in operation for the last two or three years, in areas where there is no pressure on office supply. Certainly some clarification is needed about the definition of change of use. At the moment, the change of use has to have occurred by May 2016, but there is a little ambiguity about what the change of use actually is, so some clarification would help developers and investors.
Secondly—this is more a matter for the Treasury than DCLG—the regime for buy-to-let mortgages is currently a bit softer than the mortgage regime for owner-occupiers. For example, most owner-occupier mortgages are repayment, whereas most buy-to-let landlords get interest-only mortgages. In my view, that means that buy-to-let landlords are unfairly advantaged relative to potential owner-occupiers. The Bank of England and the Treasury should look at that, to create a level playing field so that owner-occupiers can purchase on an equal footing to buy-to-let landlords. That would encourage home ownership.
Thirdly, local authority planning departments are often a serious bottleneck, leading to the missing of statutory deadlines for granting planning consent. I suggest that we should consider allowing higher planning fees to be charged in exchange for a guaranteed service level. Planning fees are quite low, and I am sure that many developers—particularly larger ones with big schemes—would happily pay a great deal more money to get a quick, clear decision. That would bring planning consents forward more quickly and get us building.
Ruth Cadbury (Brentford and Isleworth) (Lab)
That is fine, but would the hon. Gentleman’s party support speedier decisions if that meant less time for proper consultation with local residents?
Chris Philp
No. Proper consultation is clearly very important. Quite often, however, it the process with officers that is slow. It is not the planning committee; the officers who prepare the reports and do all the work prior to the application can take a very long time, often because they are under-resourced, because of the understandable pressures on local government finances. I am sure that larger developers in particular would be happy to pay significantly higher fees to speed up the process. Some planning departments and councils are very good, but some are not, and when they are not performing and are letting local residents down by being slow in dealing with applications, we should consider outsourcing planning functions to a third party that can do the job more effectively. That could be paid for by planning fees.
Fourthly, we must make sure that the brownfield register being compiled for the LDOs is given real focus. I suspect that the GLA will play a role in supporting that process, and it may need some financial assistance. It is essential to get the list of brownfield land and develop those 8,000 acres as quickly as possible. I hope that the Department, the Mayor of London and the boroughs will put a huge focus on identifying that land and giving it outline planning consent over the next five years.
My fifth point is a more general one, about talking to developers. I should draw Members’ attention to my entry in the Register of Members’ Financial Interests, as I have a previous and a current professional involvement in the area. Parts of the planning process put up barriers—things like bat studies and crested newt studies. They are less of an issue, I imagine, in Camden and Hackney, but in other parts of the country they can delay developments by months or years. Bats and crested newts are important, but building houses is important as well, and sometimes the balance struck between those considerations is not quite right.
My sixth point relates to the London Land Commission. Its current mandate is simply to identify surplus public sector land. I would go further and give the commission, supported by the Mayor of London and the Department, the power to take on surplus public sector land—whoever it happens to be owned by—and to bring that land directly forward for development. Some 50%, say, of the proceeds would go, with no restrictions, to the previous landowner—the NHS, Network Rail or TfL—and the other 50% would be ploughed back into housing. There would therefore be an incentive for such organisations to co-operate with the process, whereas if the money just disappears somewhere else, they may not be very co-operative. I urge the Minister to give serious consideration to granting the commission the powers I have described.
The seventh point is to make the adoption of a local plan by local authorities—both inside and outside London—mandatory. At the moment, a number of authorities do not have local plans, which makes it difficult to bring forward housing. If authorities do not bring forward a local plan by a particular point—for example, by 2017—the planning inspector or DCLG should simply develop one on their behalf. Authorities have had plenty of notice, but a number have not developed a plan.
My final point is that community infrastructure payments should be used for infrastructure that is relevant to the local community. When local authorities take community infrastructure levy money, it can disappear into a black hole, and there is a temptation to replace capital spending elsewhere, which causes resentment among local residents. In the case of the project close to my house, there is a £7 million CIL payment, but the money could disappear to the other end of Croydon, which would mean that any pressures on schools, hospitals and local roads were not necessarily alleviated. I think the local public will be more accepting of large-scale development if they can see that it is directly linked to infrastructure improvements in their locality, and that will ease the passage of development.
I have tried to make eight constructive suggestions to help to alleviate the house building issues that London faces. I hope Members on both sides will agree with my diagnosis of the problem and with some of the solutions I have mentioned. I hope colleagues will come forward with other ideas in the next hour and 10 minutes and that the Minister will be able to respond to them.
Our city faces problems on housing. Progress has been made, but there is more to do. I therefore hope that we can work together, as London MPs, with the Mayor of London, the boroughs and the Department to alleviate the pressures our city faces.
The Minister for Communities and Resilience (Mr Mark Francois)
It is a pleasure to serve under your chairmanship, Mr Owen. It is a privilege to be speaking in Parliament on the day that Her Majesty Queen Elizabeth II becomes our longest-reigning monarch, which is a truly remarkable achievement. We all wish her well for the future.
A great number of points have been raised in this debate, and I will do my best in the limited time available to cover as many as possible. I recognise that the demand for affordable housing in London is challenging, and the Mayor clearly has a significant task ahead to meet the needs of the growing population in such an important world city. That is why the Government remain committed to working with him to address the issue, which is important to people across the capital. My remarks will focus in particular on affordable housing and our plans to help to increase supply in the capital over the years ahead.
I am pleased to say that we have an encouraging track record over the past five years in delivering affordable homes, with more than 260,000 delivered in England since 2010, including more than 67,000 in London, of which more than 3,000 were delivered in the Croydon borough of my hon. Friend the Member for Croydon South (Chris Philp).
Mr Francois
I have a lot to cover. If the hon. Lady is patient for a moment, I might be able to give way later.
We exceeded our 2011-15 affordable homes target by 16,000 homes, delivering nearly 186,000 affordable homes during the period. In fact, more council housing has been built since 2010 than in the previous 13 years. To give one example in my hon. Friend’s constituency, the Cane Hill development, which he mentioned, will include up to 675 homes, including 25% affordable homes and 80% family-sized homes. It will also bring back into use three local listed buildings, which are currently derelict, and provide new open public space. It is a very good example of the kind of mixed use development that can take place in London and that can help boost affordable housing along the way.
Several hon. Members mentioned foreign ownership of properties. My right hon. Friend the Member for Cities of London and Westminster (Mark Field) made a number of suggestions on that point; I am not sure that I agree with all of them. I think that he was provoking debate and I suspect that he succeeded. He referred to capital gains tax at one point. On that specific point with regard to overseas purchasers, he will know that the autumn statement 2013 announced that from April 2015, the Government will introduce capital gains tax on future gains made by non-residents who sell residential property in the UK. That change addresses a significant unfairness in our capital gains tax and property tax regime. That is perhaps one point of comfort that I can offer him, and of course, given the timings, that change is in effect now.
My hon. Friend the Member for Ruislip, Northwood and Pinner (Mr Hurd) mentioned, among several points, the so-called skills gap in construction. It is worth mentioning that the Construction Industry Training Board has reported a rise in apprenticeships. In a 40% increase on 2013, 15,010 new apprenticeships started in 2014, so in fairness the CITB is playing its part to bring people, including young people, into the construction industry to provide the skills that we need for the future.
I talked about initial steps for affordable housing, but we need to go further. We have a big ambition to deliver 275,000 new affordable homes over the course of the Parliament. It will be the fastest rate of affordable housing building in the past 20 years. Delivery in London will be a vital element of that programme, and our officials are working with the Mayor, the GLA and London Councils on increasing capacity to make that ambition a reality to benefit the people of London.
Nearly every Member who spoke talked about the need to increase the rate of affordable house building in the capital, so I will come to that point specifically. The Mayor aims to build at least 42,000 homes a year. The 2015-18 programme is already under way. The initial programme was announced last summer, including the Mayor’s housing covenant 2015-18, and the GLA are inviting further bids. Last year, the Mayor exceeded the target for the number of affordable homes to be built in London, building 17,914 affordable new homes. That was the highest number of affordable homes delivered since current records began in 1991. The Government have invested £3 billion through the GLA from 2011-12 to 2014-15 in housing, Olympic legacy and economic development. An additional £1.45 billion will be invested in housing delivery for the period 2015-18.
In addition, to boost the supply of affordable housing, the Mayor has announced 18 out of a promised 20 housing zones in London, bringing the total number of homes to be built as part of that specific initiative to more than 50,000, of which nearly one third will be affordable to buy or rent. The Mayor expects to confirm two further zones—to complete the 20—later this year.
As several Members mentioned, we have launched a new London Land Commission, which first met in July, with a mandate to identify and release all surplus brownfield land owned by the public sector in London. Led jointly by the Government and the Mayor, the commission will take a central role in driving the delivery of new homes. For example, with the amount of property held by Transport for London, there is a possibility of developing housing, including affordable housing, around some of the stations across the capital.
Mr Francois
I will take an intervention from the hon. Lady first and then one from my hon. Friend. I must be quick.
Ruth Cadbury
I thank the Minister for giving way. The Minister for Housing and Planning wrote to me last month to confirm that the Government believes that
“the best way to encourage affordability”
—his term—is by “increasing supply”. I thank the Minister for his description of the supply he is bringing. If that is the sole policy driver, I would like to know what formula the Government are using to deliver that market-based policy. To put it another way, by what level will private rents in London come down with the delivery of that 42,000?
Mr Francois
On the formula, to help with the increasing supply of affordable homes, we are making debt cheaper for housing associations to deliver more affordable housing through the affordable housing guarantee scheme. It aims to deliver up to 30,000 homes through guaranteeing up to £3.5 billion of debt.
A number of hon. Members mentioned the matter of buying property in London.